2010/08/24 City Council Resolution 2010-103RESOLUTION NO. 2010-103
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF ROHNERT PARK APPROVING THE SONOMA MOUNTAIN VILLAGE
PLANNED DEVELOPMENT FINAL DEVELOPMENT PLAN AND APPROVING THE
REZONING TO P -D (PLANNED DEVELOPMENT) OF THE SONOMA MOUNTAIN
VILLAGE PROJECT SITE LOCATED AT VALLEY HOUSE DRIVE AND BODWAY
PARKWAY (APN'S 46-051-040,46-051-042, and 46- 051 -045)
WHEREAS, the applicant, Sonoma Mountain Village, LLC and KDRP LLC, filed
Planning Application No. PL2006 -053PD proposing to rezone property from its current
designation, I -L (Limited Industrial), to P -D (Planned Development), and related certification of
a Final Environmental Impact Report ( "EIR ") for real property located at Valley House Drive
and Bodway Parkway (APN' S 46- 051 -040, 46- 051 -042, and 46- 051 -045) in connection with a
proposed mixed -use project known as Sonoma Mountain Village (the "Project "), in accordance
with the City of Rohnert Park Municipal Code ( "RPMC ");
WHEREAS, in conjunction with the rezoning of the Project site from I -L to P -D,
Application No. PL2006 -053PD proposes to establish- a planned development known as the
"Sonoma Mountain Village Planned Development" on the Project site, and seeks approval of a
final development plan for the entire Project site, as provided in the proposed Sonoma Mountain
Village Final Development Plan attached to this Resolution as Exhibit A;
WHEREAS, in conjunction with the rezoning of the Project site from I -L to P -D,
Application No. PL2006 -053PD proposes that the City zoning map be amended to designate the
entire Project site as a P -D zoned area, as provided in the Proposed Zoning Map Revisions
attached to this Resolution as Exhibit B;
WHEREAS, on June 21, 2010, the Parks and Recreation Commission held a public
hearing, the Parks and Recreation Commission reviewed the proposed parks and open space
proposal in the proposed Final Development Plan and recommended its approval by the City
Council; and
WHEREAS, the Planning Commission reviewed the Final EIR prepared for the Project
in accordance with CEQA; recommended certification by the City Council and has otherwise
carried out all requirements for the Project pursuant to CEQA;
WHEREAS, pursuant to California State Law and the RPMC, public hearing notices
were mailed to all property owners within an area exceeding a three hundred foot radius of the
subject property and a public hearing was published for a minimum of 10 days prior to the first
public hearing in the Community Voice;
WHEREAS, on July 22, 2010, the Planning Commission held a public hearing at which
time interested persons had an opportunity to testify either in support or opposition to the
proposal; and
WHEREAS, at July 22, 2010 Planning Commission public hearing, the Planning
Commission reviewed the proposed Final Development Plan and proposed rezoning of the
Project site to Planned Development (P -D) and recommended its approval by the City Council;
and
WHEREAS, on August 24, 2010, the City Council held a public hearing at which time
interested persons had an opportunity to testify either in support or opposition to the proposal;
WHEREAS, the City Council has certified the Final EIR for the proposal in Resolution
2010 -101;
WHEREAS, the Planning Commission and City Council have reviewed and considered
the information contained in Planning Application No. PL2006 -053PD for the proposed Final
Development Plan and proposed rezoning of the property.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rohnert
Park makes the following findings, determinations and recommendations with respect to the
proposed final development plan, amendment to the Zoning Map and the proposed rezoning of
the property:
Section 1. The above recitations are true and correct.
Section 2. The City Council has certified the Final EIR for this Project, including
adoption of associated CEQA Findings, Statement of Overriding Considerations, and the
Mitigation Monitoring and Reporting Program, in Resolution No. 2010 -101, approved on August
24, 2010 concurrently with the City Council's approval of this Resolution.
Section 3. Findings Re: Final Development Plan. In accordance with RPMC
Sections 17.06.250 and 17.06.260, the City Council hereby makes the following findings
concerning the Sonoma Mountain Village Planned Development Final Development Plan
proposed by Planning Application No. PL2006- 053PD:
1. Each individual component of the development can exist as an independent unit
capable of creating an environment of sustained desirability and stability, and the
uses proposed will not be detrimental to present and potential surrounding uses
but instead will have a beneficial effect which could not be achieved under
another zoning district.
Criteria Satisfied. The Final Development Plan establishes five components for
the development (Phases IA, 1B, 1C, ID, 2, and 3), to be developed over the next
12 to 20 years. Each Phase will be developed individually, and can exist as an
independent unit with the necessary financial capacity to support development of
infrastructure and related facilities therein. As described in the Final
Development Plan and the staff report, each Phase incorporates a variety of
complimentary uses which foster stable and diverse housing, access to parks and
open space, pedestrian- and bicycle- friendly infrastructure, access to public
transportation, and commercial development. Furthermore, the overall Project,
and each Phase therein, will feature elements for continued sustainability,
pedestrian- oriented communities, complimentary land uses, integration with
surrounding neighborhoods, and similar elements which create and sustain an
environment of desirability and stability beneficial to the Project site as well as
surrounding uses. As described by the Final Development Plan and staff report,
all Project elements will be governed by the requirements of the Sonoma
Mountain Village P -D Zoning District (concurrently filed with the application for
Final Development Plan), which will establish the legal and regulatory framework
to implement the Project elements. These project elements could not be achieved
under existing or other zoning districts because the City currently lacks zoning of
the type provided by the Project.
2. The streets and thoroughfares proposed meet the standards of the city and
adequate infrastructure can be supplied to all phases of the development.
Criteria Satisfied. As described in the Final Development Plan and staff report,
each Phase of the Project is designed to have adequate infrastructure, integrated
with existing City roadways, streets, bicycle paths, and walkways. All streets and
thoroughfares will meet the standards of the City.
3. Any commercial component complements other uses in the development.
Criteria Satisfied. As described in the Final Development Plan and the staff
report, the Project incorporates a variety of complimentary uses which foster
stable and diverse housing, access to parks and open space, pedestrian- and
bicycle - friendly infrastructure, and access to public transportation, each of which
complements the Project's commercial component. Additionally, the Final
Development Plan provides for commercial components to be integrated with
residential and other components throughout the Project site, complementing
those components by enhancing public convenience, employee access, reducing
commuter and traffic congestion, and establishing public areas adjacent to
commercial business. The mixed use character provided in the Final
Development Plan allows commercial components of the Project to complement
other Project components.
4. Any residential component will be in harmony with the character of the
surrounding neighborhood and community and will result in densities within the
P -D district that are no higher than that permitted by the general plan.
Criteria Satisfied. As described in the Final Development Plan and staff report,
the Project will provide for a diverse mixture of housing, incorporating a mixture
of housing types, 15% of which will be devoted for affordable housing. Housing
will be integrated with commercial components, parks and open spaces,
pedestrian walkways and bicycle paths, public transportation, public spaces, and
adjacent neighborhoods to achieve an overall character in harmony with
surrounding neighborhoods and the community. The Final Development Plan is
proposed concurrently with an amendment to the General Plan redesignating the
site's land use designation from Industrial to Mixed Use, Public /Institutional, and
Parks /Recreation, which will allow a variety of residential,. commercial, public,
recreational, and other uses which conform with the Project's residential
component. The Project's densities will be no higher than that permitted by the
General Plan, as amended.
5. Any industrial component conforms to applicable desirable standards and will
constitute an efficient, well - organized development with adequate provisions for
railroad and /or truck access and necessary storage and will not adversely affect
adjacent or surrounding development.
Criteria Satisfied. The Final Development Plan is proposed concurrently with an
amendment to the RPMC that will establish the Sonoma Mountain Village P -D
Zoning District. This District will provide a system of comprehensive zoning and
design standards for the Project site. That zoning describes permitted industrial
land uses and standards for such development and includes provisions for reuse of
the existing buildings. The zoning standards provide a comprehensive network of
streets to provide adequate truck access for industrial uses. Industrial uses are
intended to integrate with the planned mixed use community and existing
neighborhoods.
6 Any deviation from the standard zoning requirements is warranted by the design
and additional amenities incorporated in the final development plan, which offer
certain unusual redeeming features to compensate for any deviations that may be
permitted.
Criteria Satisfied. The Final Development Plan is proposed concurrently with an
amendment to the RPMC that will establish the Sonoma Mountain Village P -D
Zoning District. This District will provide a system of comprehensive zoning and
design standards for the Project site that promote a compact urban form,
.pedestrian- oriented neighborhoods and mixed uses that will provide opportunities
to live and work within the development. The proposed Final Development Plan
is wholly consistent with the Sonoma Mountain Village P -D Zoning District and,
therefore, does not deviate from standard zoning requirements.
7. The P -D zoning district is consistent with the general plan of the city and any
applicable specific plan.
Criteria Satisfied. The Final Development Plan is proposed concurrently with an
amendment to the General Plan redesignating the site's land use designation from
Industrial to Mixed Use, Public /Institutional, and Parks /Recreation, which will
allow a variety of residential, commercial, public, recreational, and other uses
which conform with the Project's residential component. The proposed Final
Development Plan is wholly consistent with the General Plan, as amended.
Section 4. Findings Re: Rezoning. In, accordance with RPMC Section 17.25.073, the
City Council hereby makes the following findings concerning the rezoning of property and
amendment to City zoning map proposed by Planning Application No. PL2006- 053PD:
1. That the proposed zoning and /or amendment is consistent with the general plan.
Criteria Satisfied. The rezoning of the Project site from I -L to P -D is proposed
concurrently with an amendment to the General Plan redesignating the site's land use
designation from Industrial to Mixed Use, Public /Institutional, and Parks /Recreation,
which will allow a variety of residential, commercial, public, recreational, and other
uses within the Project site. Rezoning the site to a P -D classification is consistent
with the General Plan, as amended, because the P -D zoning designation
accommodates a wide range of residential, commercial and industrial land uses,
which are mutually- supportive and compatible with existing and proposed
development on surrounding properties (see Rohnert Park Municipal Code §
17.06.200). Additionally, the P -D rezoning proposed for the Project site provides for
a variety of residential, commercial, public, recreational, and other uses as discussed
in the staff report, and such uses are consistent with the Mixed Use,
Public /Institutional, and Parks /Recreation land use designations provided in the
amended General Plan. The proposed rezoning is in all other respects consistent with
the General Plan amendments, as described in the staff report.
2. That the proposed zoning and /or amendment will be beneficial to and not detrimental
to the public health, safety, or welfare.
Criteria Satisfied. As discussed in the staff report, rezoning the Project site from I-
L to P -D will be beneficial to public health, safety, and welfare by allowing a variety
of residential, commercial, public, recreational, and other uses to be established on
the Project site. Pursuant to the Rohnert Park Municipal Code, areas zoned P -D
accommodate a wide range of residential, commercial and industrial land uses, which
are mutually - supportive and compatible with existing and proposed development on
surrounding properties (see Rohnert Park Municipal Code § 17.06.200). As
proposed, the P -D rezoning proposed for the project incorporates numerous elements
which will advance public health, safety, and welfare, including: elements for
sustainability, pedestrian- oriented communities, low - impact water and energy usage,
and related elements as discussed in the staff report. Additionally, as described in the
staff report the applicant will implement measures to mitigate the reduction in
industrially -zoned land, fund public improvements and public safety, and other
measures described in the staff report which satisfactorily mitigate the potential for
adverse impacts to public health, safety and welfare.
3. That with the proposed zoning and /or amendment adequate and available sites
remain to mitigate the loss of residential density on the subject property to
accommodate the city's 'fair share" regional housing needs used by the State
Department of Housing and Development in determining compliance with Housing
Element Law pursuant to Government Code Section 65863(b).
Criteria Satisfied. The proposed amendments will rezone the site from a land use
designation on which, residential uses were prohibited to a mixed use land use
designation which permits residential development and thereby enhances the
availability of housing in the City. The proposed amendments will therefore not
result in the loss of any residential density on the subject property or otherwise
negatively impact the City's "fair share" regional housing needs requirements.
Section 5. A duly noticed public hearing on the proposed Final Development
Plan, amendment to the Zoning Map and proposed rezoning of the property was held on August
24, 2010.
NOW, THEREFORE, BE IT FURTHER RESOLVED, THAT the City Council
does hereby adopt the Findings stated hereinabove and approve Application No. PL2006- 053PD,
as follows:
A. The City Council does hereby approve the Sonoma Mountain Village Planned
Development Final Development Plan as provided at Exhibit A, attached hereto and
incorporated herein.
B. The City Council does hereby rezone the Project site located at Valley House
Drive and Bodway Parkway (APN' S 46- 051 -040, 46- 051 -042, and 46- 051 -045) from its current
designation, I -L (Limited Industrial), to P -D (Planned Development), and directs such rezoning
to be reflected within Title 17 of the RPMC.
C. The City Council does hereby the amend the City zoning map to conform with the
proposed zoning amendments by adopting the Proposed Zoning Map Revisions attached to this
Resolution as Exhibit B, and made a part of it.
DULY AND REGULARLY ADOPTED on this 24th day of August 2010 by the City of
Rohnert Park City Council.
Attest:
City
Mayor
BELFORTE: AYE BREEZE: NO CALLINAN: NO MACKENZIE: AYE STAFFORD: AYE
AYES: (3) NOES: (2) ABSENT: (0) ABSTAIN: (0)
EXHIBIT A
SONOMA MOUNTAIN VILLAGE PLANNED DEVELOPMENT
FINAL DEVELOPMENT PLAN
SONOMA MOUNTAIN
VILLAGE
FINAL DEVELOPMENT PLAN
EXHIBIT A
Sonoma Mountain Village Final Development Plan
Table of Contents
Section 1: Project Summary .............................................................. ............................... 1
Section 2: Project Description .......................................................... ............................... 2
SMV Planned Development Zoning and Regulating Plan ......................... 5
Final Development Plan Rendering .............................. ............................... 9
PhasingPlan ................................................................. ............................... 13
Section 3: Improvements and Facilities ......................................... ............................... 18
Municipal Services Plan .............................................. ............................... 18
Parkland Dedication Plan ............................................ ............................... 19
Streetand Allev Plan ................................................... ............................... 20
Bicycle Circulation Plan .............................................. ............................... 21
Section 4: Project Objectives Discussion ...................................... ............................... 22
Appendix
Appendix A: Municipal Services Plan
Sonoma Mountain Village Final Development Plan
SECTION 1: PROJECT SUMMARY
Sonoma Mountain Village is a mixed -use community organized so that homes are within a
five- minute walk of a town square, jobs, services, shopping and entertainment. The primary
components of the project are shown in Table 1. The project will obtain certification as a One
Planet Community development. The One Planet Community program is a third -party
international certification program for sustainable development. The project will redevelop an
existing vacant technology campus and includes adaptive reuse of existing buildings. The
project will be developed in six phases constructed over a period of 12 to 20 years.
Table 1. Project at a Glance
This Final Development Plan has been prepared in accordance with Section 17.06.250 of the
City of Rohnert Park Zoning Ordinance. The Final Development Plan incorporates
information contained in the Preliminary Development Plan application as well as subsequent
refinement of the Plan concepts and feedback from City Representatives.
Page 1 June 2010
Sonoma Mountain Village Final Development Plan
SECTION 2: PROJECT DESCRIPTION
Project Location
Sonoma Mountain Village is located in the southeast portion of the City of Rohnert Park,
California. The site boundaries are Bodway Parkway on the east, Camino Colegio on the
north, the former Northwestern Pacific Railroad right -of -way (currently owned by North Coast
Railroad Authority) on the west, and vacant land north of Railroad Avenue on the south. The
site is located within the City of Rohnert Park city limits and in the City's Redevelopment
Project Area. Figure 1 provides an aerial photograph of the project site.
The total site area is 175.1 acres, made up of three parcels, the large northern one being
98.06 acres (APN 046- 051 -045) the large southern one being 76.93 acres
(APN 046- 051 -040) and a small northern parcel on Bodway being 0.15 acres
(APN 046- 051 -042).
Figure 1. Site Location and Boundary
Page 2 June 2010
Sonoma Mountain Village Final Development Plan
Existing Conditions
The City of Rohnert Park General Plan and. Zoning Ordinance designate the site for industrial
land uses, and the City approved a Master Plan for development of an industrial technology
campus onsite.
In the 1980s, Hewlett Packard developed a technology campus on the northern portion of the
site. Agilent Technologies acquired and occupied the site in the1990s, and undertook
grading and construction of drainage improvements on the southern portion of the site. The
northern portion of the site contains 700,000 square feet of buildings on 11 acres, 30.5 acres
of parking lots, 21.78 acres of recreational facilities (such as a baseball diamond and soccer
field) and landscaping. The southern portion of the site supports grassland that is mowed
annually and a small PG &E electrical substation located in the most southwesterly portion of
the site.
Three of the existing buildings onsite are vacant; one is occupied by the Sonoma Mountain
Business Cluster, a non - profit business incubator, and its residents; and another is occupied
by Codding Enterprises, LLC. Electricity for both occupied buildings is provided from a 1.14
megawatt solar photovoltaic rooftop array.
Project Objectives
The overall goal of the Sonoma Mountain Village Planned Development is the development
of a mixed -use pedestrian- oriented community. This Final Development Plan recognizes site
constraints and opportunities together with housing and commercial needs of the region,
addresses the need for job generation and sustainable development, and implements the
policies, goals, themes and objectives of the Rohnert Park 2000 General Plan.
The purpose of this Plan consistent with the aim of the proposed zoning code is to provide a
method of ensuring that this area of the City is planned and phased in a way consistent with
the vision for the area; compatible with the existing community and responsive to the overall
objectives of the General Plan.
The objectives of Sonoma Mountain Village are the following:
• To Help Fulfill the City of Rohnert Park's Redevelopment Goals
• To Reduce Greenhouse Gas Emissions as Compared to Standard Development
Practice
• To Reduce Water Use and Impacts as Compared to Standard Development Practice
• To Create a Replicable Model for Sustainable Development
• To Create Jobs in Diverse Sectors Including Green Jobs
• To Increase Revenues to the City
• To Improve Public Safety
• To Provide Community Retail and Services
• To Create a Local Village Square
• To Enhance Housing Opportunities
• To Provide Parks and Recreational Facilities
• To Provide Pedestrian - Friendly Neighborhoods and Access to Transit
• To Invite and Adopt Community Input
Specific characteristics of the project that contribute to attainment of these objectives are
discussed in detail in Section 4 of this Final Development Plan.
Page 3 June 2010
Sonoma Mountain Village Final Development Plan
General Plan Designations
The project proposes a General Plan designation of Mixed Use, Public /Institutional, and
Parks /Recreation. The Mixed Use designation is proposed for 144.7 acres of the site; the
Public /Institutional designation is proposed for 3.1 acres; and the Parks /Recreation
designation is proposed for 27.3 acres of the site, which includes an existing 3.8 acre open
space /wetland preservation area in the northwest corner of the project site.
Planned Development Zone and SMV P -D Zoning District
The project proposes a zoning designation of Planned Development (P -D) and to adopt land
use and development criteria and zones (or transect zones) specific to the SMV project site.
The land use and development criteria are defined in the SMV P -D Zoning District,
Chapter 17.06 Article XV.A of the City of Rohnert Park Zoning Ordinance. The Zoning
District code describes the required urban and architectural design patterns, while also
regulating the uses of the buildings and lots within the project site.
All zoning provisions, building standards and administrative requirements in the SMV P -D
Zoning District are linked to the definitions and provisions of the Rohnert Park Municipal
Code and all other City ordinances and requirements. Wherever the SMV P -D Zoning District
differs from the municipal code, new definitions or code language are specifically provided in
the SMV P -D Zoning District. Thus, the SMV P -D Zoning District will function as a part of the
existing City land use regulations, enabling consistent application of the SMV P -D Zoning
District and development provisions.
The SMV P -D- Zoning District identifies seven transect zones for the SMV project site. The
assignment of these transect zones throughout the site is shown on Figure 2. Key
development standards and the anticipated land uses for each zone transect are
summarized in Table 2. The SMV P -D Zoning District defines the permitted land uses and
specific requirements for each transect zone; development standards applicable to the entire
project site (such as bicycle and vehicle parking requirements, signage, lighting, and waste);
street types for the project; and design review requirements for development applications
within the project site. The development standards regulate lot sizes, setbacks, open space
requirements, architectural and landscaping standards, maximum building height, and lot
coverage.
Page 4 June 2010
Sonoma Mountain Villaqe Final Development Plan
Figure 2. SMV Planned Development Zoning and Regulating Plan
's 1101APA111IF
Shopfront Required . EGULATING PLAN
Shopfront Recommended
GRAPHIC SCALE
(Z
Page 5 June 2010
k
Sonoma Mountain Villaqe Final Development Plan
Figure 2. SMV Planned Development Zoning and Regulating Plan
's 1101APA111IF
Shopfront Required . EGULATING PLAN
Shopfront Recommended
GRAPHIC SCALE
(Z
Page 5 June 2010
CS Public site permanently
Civic Space dedicated to open space use
CP Site dedicated to municipal
Civic Parking parking and/or transit
Sonoma Mountain Wage Final Development Plan
residential. Consists of a wide
T-4
Table 2. Development Standards and Land Uses by Zone Transact
General Urban
sideyard and rowhouses.
362 attached
( rowhouse)
a �riotin� bar id leslldentia111niWSquars Footage),
Principal building 3
variable. Streets typically
Zone Transact Description
Acres Allowed BuildingIP� and
Land Us' '1W �'Qldce'(sj� Refai!(afJ' tNher(untfsorafby
Building,kteight
LotDimensions, Coverage,
stories max, 2 stories
.
T -5
Density _
detached
apartments. Consists of a fight
Principal building 3
(pact) network of streets
Low density residential,
Allowed Types and Uses:
stories max; accessory
60 ft. width min, 120 ft. max;
T -3 allowing home occupations.
detached single - family dwellings.
structure 2 stories max.
60% coverage max. /min. 2
Relatively deep setbacks;
Sub Urban
178 Building functions: Restricted 65 detached _ _ Up to 51 second dwelling
Specially designated area
units per acre, max. 5 units per
blocks may be large and roads
residential, restricted lodging, dwellings units
in NW corner of site is
acre. Specially designated area
irregular to related to natural
restricted office, and restricted
limited to 1 story max for
in SE corner of site has 80 ft.
conditions.
retail.
Principal and accessory
width min
42.1
Building Functions: Restricted
buildings.
(total includes 45,000 sf
91,801 sf grocery, and 11,528 sf of
CS Public site permanently
Civic Space dedicated to open space use
CP Site dedicated to municipal
Civic Parking parking and/or transit
Mixed -use, primarily urban
residential. Consists of a wide
T-4
range of building types: single,
General Urban
sideyard and rowhouses.
362 attached
( rowhouse)
Setbacks and landscaping are
Principal building 3
variable. Streets typically
75.4
define medium -sized blocks
dwellings; 259 _
Higher density mixed -use
stories max, 2 stories
buildings that accommodate
T -5
retail, offices, rowhouses and
detached
apartments. Consists of a fight
Urban Center
(pact) network of streets
with wide sidewalks, with street
dwellings
trees and narrow street
structure 2 stories max
frontages
High density with a variety of
T-6
uses including civic buildings.
Urban Core
Consists of larger blocks and
street trees and narrow street
frontages
CS Public site permanently
Civic Space dedicated to open space use
CP Site dedicated to municipal
Civic Parking parking and/or transit
Page 6 June 2010
Allowed Types and Uses:
detached single-fan-Ay dwellings.
362 attached
( rowhouse)
Principal building 3
18 ft. width min, 96 ft. max;
75.4
Building Functions: Restricted
dwellings; 259 _
_ Up to 147 second
stories max, 2 stories
70% coverage max. /min. 10
residential, restricted lodging,
detached
dwelling units
minimum; accessory
units per acre, max 30 units per
restricted office, and restricted
dwellings
structure 2 stories max
acre.
retail
Allowed Types and Uses:
detached single -family dwellings.
Principal building 5
18 ft. width min, 180 ft. maxj
42.1
Building Functions: Restricted
893 dwellings 425,978 sf
(total includes 45,000 sf
91,801 sf grocery, and 11,528 sf of
stories max, 2 stories
80% coverage max. or 100%
with structured parking/min. 15
residential, restricted lodging,
restricted office, and restricted
promenade.)
minimum; accessory
structure 2 stories max
units per acre, max 45 units per
retail
acre.
Allowed Types and Uses:
detached single- family dwellings.
115 mufti-
25,OD0 sf theater; 100
Prindpal building 7
18 ft. width min, 700 ft. max;
90% coverage max. or 100%
9.4
Building Functions: Restricted
residential, restricted lodging,
family —
room hotel 91,000 s
100,000 sf f;
15,000 sf daycare; 30,000
stories max, 3 stories
coverage with structured
restricted office, and restricted
dwellings
health dub
minimum
parking/min. 25 units per acre,
retail
max. 70 units per acre.
Allowed Types and Uses: Site
27 3
use and design determined on an
individual basis by Use Permit.
Building Functions: WA
Allowed Types and Uses: Civic
parking to be governed by local
1.3
codes,
_ _
_ Parking structures, total
Building Functions: parking
of 800 parking spaces
structure
Page 6 June 2010
191,801 sf
Up to 198 second
(includes
units; 25,000 sf
45,000 sf
Totals 175.1 1,694 units 425,978 sf
theater; 100 -room hotel
theater;
91,000 sf; 15,000 sf
grocery, and
daycare; 30,000 health
39,472 sf
restaurant)
dub; and 11,528 sf of
promenade.
Page 7
June 2010
Sonoma Mountain Village Final Development Plan
Land Uses
Sonoma Mountain Village is envisioned as an urban village that incorporates a mix of
housing types and affordability, interconnected and pedestrian- oriented public streets, civic
buildings and a civic square, a variety of parks, and vertically- integrated mixed -use buildings
in the village square.
Sonoma Mountain Village plans 1,694 residential units plus 198 second dwelling units with a
wide range of unit types, office space, retail, grocery, theater and civic uses, as shown in
Table 3 and described below. The Final Development Plan Rendering shown in Figure 3
calls for compact and mixed -use development arranged around a central Village Square,
which is comprised of a 1.04 -acre park site and the Urban Core transect zone (representing
the highest density and widest variety of land uses). The Final Development Plan Rendering
defines the character of the project by including narrow, pedestrian - friendly streets with short
blocks, a wide variety of mixed -use buildings that provide basic services within a five- minute
walk of every home, civic buildings and civic spaces adjacent to neighborhoods of
apartments, cottages and single - family homes, frequent street trees, and several small parks
throughout the site. At buildout, the Sonoma Mountain Village project site is expected to
support 44.32 acres of building footprints, 46.11 acres of paved surfaces, 58.48 acres of
private lots, and 27.3 acres of parks and open space.
Table 3. Land Uses
Page 8 June 2010
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Sonoma Mountain Village Final Development Plan
Residential
Sonoma Mountain Village will construct a total of 1,892 residential dwelling units. The
project will support a wide variety of housing types — including single - family detached,
cottages, estate homes, condominiums, apartments, lofts, rowhouses, live /work units, family
and senior cohousing, and second dwelling units. The plan includes a mix of rental and for -
sale housing with a wide range of pricing. The Final Development Plan Rendering provides
for 324 detached single - family units, 419 attached single - family units, 951 multifamily for -rent
units, and 198 second dwelling units.
Affordable housing: Sonoma Mountain Village will meet the City's General Plan requirement
to provide 15 percent inclusionary housing. A total of 254 dwelling units affordable to families
or individuals at or below 80% of the Area Median Income (AMI) will be constructed. The
project applicant will either provide land in multiple locations at no cost to one or more
affordable housing developers or construct the inclusionary housing units. The schedule for
construction of the affordable housing units is provided in the Project Objectives discussion
in Section 4 of this Final Development Plan.
Sonoma Mountain Village will also strive to provide an additional 254 dwelling units that are
"affordable by design." These units will be available for sale and for rent between 80% AMI
and 120% AMI through a variety of programs. This will include one -third of the second
dwelling units as well as affordable apartments, studios, cottages, and possible cohousing
developments.
Commercial and Office
Sonoma Mountain Village will include 425,978 square feet of office space, 191,801 square
feet of general retail (including a grocery store and restaurant space), and 172,528 square
feet of other commercial and service uses throughout the central and northern portions of the
project site. These other commercial and service uses are expected to include a daycare,
movie theater, 100 -room hotel, and promenade as listed in Table 3 above. The onsite
commercial, retail, and office land uses are expected to create 2,576 permanent onsite jobs.
The ongoing operation of the existing onsite business incubator is expected to create an
additional 1,198 permanent jobs in the project region.
The office space will be located in the T -5 Urban Center transect zone. Retail uses will be
located in both the T -5 Urban Center and T -6 Urban Core transect zone. Some of the retail
and office uses will be located in the existing buildings onsite, providing for adaptive reuse of
those buildings. Figures 4, 5 and 6 provide a sequence of pictures that illustrate the plan
already underway with the existing zoning to adaptively re -use the existing buildings.
Figure 4. Facade of Existing Building 1 in 2007
Page 10 June 2010
Sonoma Mountain Village Final Development Plan
Figure 5. Drawing of the Adapted Facade of Building 1
Figure 6. Construction Underway on Adaptive Re -use in 2008
Civic
Sonoma Mountain Village will include a Public Safety Facility site in the northwest portion of
the project site. This facility is expected to be approximately 35,000 square feet in size. A
water storage tank sized to hold 0.97 million gallons is expected to be located adjacent to the
Public Safety Facility.
Parks and Recreation
The SMV Planned Development Zoning and Regulating Plan and Final Development Plan
Rendering provide for 23.46 acres of parks and open space within the project site. They also
incorporate an existing 3.8 acre open space /wetland preservation site located in the
northwest corner of the project site. Park sites would be designated Parks /Recreation under
the City's General Plan, and designated Civic Space under the proposed SMV Planned
Development Zoning and Regulating Plan. The parkland dedication plan is provided in
Section 3 of this Final Development Plan and summarized in Table 4.
The project will provide 12 new parks and 14.14 acres of open space onsite. One park site is
envisioned as a Town Square, which would be surrounded by lands in the Urban Core zone
transect. The Town Square would serve as a central gathering place for the community, and
could be used for farmer's markets and other community events. Other recreation amenities
include an international size all- weather soccer field, a dog park, and a bicycle path along the
western edge of the property that connects to the community's street network and the
planned regional bike path along the Sonoma Marin Area Rail Transit (SMART) railway. The
project may also install a pedestrian /bicycle crossing over the SMART train tracks to connect
the southern end of Lancaster Drive with the project and the SMART pedestrian /bicycle path.
Resident gardening areas are planned in the small parks throughout the community.
Page 11 June 2010
Sonoma Mountain Village Final Development Plan
Table 4. Parks and Open Space
Phasing
The multi- staged project is anticipated to be built over the next 12 to 20 years. The Planned
Development phasing schedules are based upon the Development Agreement, City's
Growth Management Ordinance and General Plan, which require the orderly and controlled
development of the Planned Development pursuant to the criteria that each development
phase has the financial capability to fund the necessary infrastructure and development
facilities that are associated with it.
Each project phase will be implemented individually but will support the entire project in its
completed form. The development phase delineations have been determined based on
studying several factors, including market forecasts and absorption rates, infrastructure
requirements and site circulation. The recycling of existing buildings and infrastructure, which
make up the commercial core, is underway and major construction is expected to begin in
one year.
The phasing will be based on market conditions, timing of approvals and the time required to
construct the necessary infrastructure. Sales from developing the first phase will provide
capital for the second phase and so on. The project consists of six phases shown in Figure 4
and summarized below. As shown in Figure 7, it is expected that the northern portion of the
project site, which is already paved and contains minimal resource constraints, will support
earlier project phases and that later project phases will be constructed on the southern
portion of the site, which consists of undeveloped pasture land. The phases will be built
based on a number of variable conditions and it should not be assumed that the phases will
be built in consecutive order.
Table 5 shows the currently - planned home types to be constructed in each phase, as listed
in the phase descriptions below. While the total housing counts are accurate, the exact mix
of housing may need to be revised during the mapping process.
Page 12 June 2010
Sonoma Mountain Village Final Development Plan
Figure 7. Project Phasing Plan
Page 13 June 2010
Sonoma Mountain Village Final Development Plan
Phase 1A - Beginning in 2010 and running for 5 years
451 acres - 628 homes and 44 second dwelling units
Phase 1 is broken up into four parts. The first phase focuses on adapting some of the
existing structures to create the Urban Center (zone T -5) and Urban Core zones (zone T-
6). Phase 1A is proposed for the northeast corner of the site, along the existing roads
Camino Colegio and Bodway. This phase includes the Village Square, the north half of the
mixed -use retail corridor along Valley House Drive, and a broad mix of housing types from
condos and apartments above commercial to rowhouses, single - family detached, live -work
and small cottages.
The first phase sets the tone for the project, featuring a movie theater, restaurants, shops,
significant job centers, a grocery store and diverse housing sizes and prices.
Phase 1A is entirely within the developed footprint of the existing technology campus.
Presently, it includes three existing buildings and a portion of a fourth, large paved parking
lots, bermed earth along Camino Colegio and Bodway planted with grass and trees, and
small decorative lawn areas with redwood trees near the existing Event Center building.
Phase 1 B — up to 5 vears
32.1 acres • 319 homes and 28 second dwelling units
Phase 1 B is proposed for the northwest corner of the site, along the existing railroad and
Camino Colegio. This phase is primarily residential and includes a higher fraction of
multifamily units situated close to the approved SMART train station, bicycle /pedestrian
path, and within easy walking distance of bus and shuttle services at the town square. This
phase includes a fire station and may also include a temporary soccer field.
Phase 1 B is entirely within the developed footprint of the existing technology campus.
Presently, it includes existing parking lots, a constructed wetland, an antenna testing
facility, a soccer field and baseball diamond, water storage tank and a well.
Phase 1 C — up to 3 years
17.3 acres • 286 homes and 0 second dwelling units
Phase 1 C is proposed for the middle of the site, completing the south side of the town
square and mixed -use retail along Valley House Drive. This phase includes an all- weather
soccer field, hotel, and a mix of mostly higher - density housing. It will extend the Urban
Center (zone T -5) as well as further develop the General Urban (zone T-4) and Sub -Urban
zones (zone T -3).
Phase 1 C is partially within the developed footprint of the existing technology campus.
Phase 1 C presently includes Valley House Drive, decorative lawn areas with poplar and
redwood trees, and land prepared for development by Agilent but not built on. The existing
southern field of the site was graded by Agilent, the topsoil pushed into large berms at the
east and west edges, and managed using site - specific practices, including cover cropping,
plowing and other practices appropriate for site stewardship. Since acquiring the site,
Sonoma Mountain Village has continued these practices.
Page 14 June 2010
Sonoma Mountain Village Final Development Plan
Phase 1 D — approximately 1 year
15.4 acres • 94 homes and 8 second dwelling units
Phase 1 D finishes the northern portion of development by completing the adaptive reuse
work on existing buildings.
Phase 1 D is proposed for the middle of the existing developed portion of the site. This
phase includes one existing building and a portion of another. The housing is a relatively
dense mix of rowhouses, multifamily and single family close to the Village Square.
Phase 1 D is entirely within the developed footprint of the existing technology campus. The
phase area presently includes the existing Sonoma Mountain Business Cluster small
business incubator, commercial office and warehouse space, the Codding Steel Frame
Solutions light industrial factory, a large central plant with chillers, boilers, cooling towers
and other equipment for heating and cooling the commercial buildings, a majority of the
existing 1.14 MW solar photovoltaic array and large paved parking areas.
Phase 2 — up to 2 years
33.1 acres - 153 homes and 61 second dwelling units
Phase 2 is located at the southwest corner of the site. It will extend the General Urban
zone (zone T-4) from the Urban Core to the southern edge of the site. This phase has a
higher proportion of single family detached housing in recognition that it borders County
land. The plan calls for a park land bordering the SMART rail line on western edge and
four neighborhood parks.
The existing conditions consist of graded and managed open land, a PG &E substation and
service road, and small area of landscaped poplar and redwood trees.
Phase 3 — up to 4 years
31.9 acres • 214 homes and 57 second dwelling units
Phase 3 is the southwest corner of the site, lying entirely within the undeveloped footprint
of the existing technology campus. It will extend the General Urban zone (zone T -4) from
Valley House drive to the southern edge of the site.
The existing conditions include a large berm of topsoil scraped from the site by Agilent, a
plowed field, and land managed according to practices appropriate for the site's character
and condition.
Page 15 June 2010
Sonoma Mountain Village Final Development Plan
Table 5. Phased Construction
4 A 412 4P 4r%
.l Z T..a..l..
Acres
45.3
32.1
17.3
15.3
33.1
31.9
175.1
RESIDENTIAL
100 -ft wide lots
0
0
0
0
0
4
4
80 -ft wide lots
0
0
0
0
0
10
10
60 -ft wide lots
17
10
0
0
0
24
51
40 -ft wide lots
27
18
0
8
61
33
147
30 -ft wide lots
14
24
5
12
33
0
88
Cottages (25 x 50 -ft lots)
12
0
6
0
6
0
24
Single Family Detached
70
52
11
20
100
71
324
18 -ft wide Rowhouse
46
18
0
17
24
64
169
25 -ft wide Rowhouse
51
24
0
24
29
79
207
Townhouses
22
0
0
21
0
0
43
Single Family Attached
119
42
0
62
53
143
419
Apartments
105
60
50
5
0
0
220
Condo /loft/flats
334
165
225
7
0
0
731
Second Dwelling Units
44
28
0
8
61
57
198
Multifamily
483
253
275
20
61
57
1149
Total :units
672
347
286
102
214
271
1892
,NONRESIDENTIAL
`Office (sq. ft.)
285,978
0
10,000
130,000
0
0
425,978
RetaO*cery (sq. ft.)
149,224
1,667
35,910
1,666
1,667
1,667
191,801
Moore Theater (sq. ft.)
25,000
0
0
0
0
0
25,000
Promenade (sq. ft.)
11,528
0
0
0
0
0
11,528
Hotel (sq. ft.)
0
0
91,000
0
0
0
91,000
;Daycare�(sq. ft.)
15,000
0
0
0
0
0
15,000
Health Club (sq. ft.)
30,000
0
0
0
0
0
30,000
c (sq. ft.)
0
0
0
0
35,000
0
35,000
Total Square Feet 516,730 1,667 136,910 131,666 36,667 1,667 825,307
Design Standards
The purpose of the Sonoma Mountain Village Design Standards is to ensure compliance with
the SMV P -D Development Standards and to produce a harmonious, pleasing and desirable
appearance of buildings, signage parks and landscapes.
The SMV Design Review Board will review all submittals for consistency with the SMV
Design Standards. The composition and responsibilities of the Design Review Board are set
forth in the SMV P -D Zoning District. The Design Standards and Design Review process will
be applied to proposed new buildings and exterior remodeling and /or exterior surface
improvement of existing buildings. When design review is required, the applicant shall submit
scaled architectural drawings showing building elevations, exterior surfacing materials and
colors, scale drawings of all signs and lighting, and other information as required by the
Design Review Board. In order for the City to process an application for development within
Page 16 June 2010
Sonoma Mountain Village Final Development Plan
the Sonoma Mountain Village project site, the applicant must first obtain written approval
from the Sonoma Mountain Village Design Review Board that the project meets the
requirements of the Design Standards.
The SMV Design Standards will be submitted at a later date and will supplement the Final
Development Plan. At a minimum, the SMV Design Standards will address the following
design elements:
A. New Construction / Additions to Existing Buildings
1. Form (massing, building type and architectural style)
2. Solar Access (to daylighting and energy production)
3. Energy Source (verify access to 100 percent renewable energy)
4. Roofs (pitch, materials, color)
5. Architectural features (materials, trim, windows, details, expression lines)
6. Security and exterior lighting
7. Loading docks and waste collection areas
8. Utilities (visible elements such as meters, PIVs, and valves)
9. Wireless communication antennas
B. Signage
1. Type (size, location, attachment)
2. Appearance (materials, color)
3. Lighting (brightness, hours of use, mounting)
C. Adaptive Reuse of Buildings
D. Site and Landscape
1. Site furniture (benches, waste containers, bicycle racks, etc)
2. Trees and Plants
3. Paths (surfaces, colors, width)
4. Irrigation systems
E. Public Art
F. Exterior Lighting
1.
Location
2.
Brightness & Photometrics
3.
Color
4.
Allowed fixtures_
5.
Hours of Use
Page 17 June 2010
Sonoma Mountain Village Final Development Plan
SECTION 3: IMPROVEMENTS AND FACILITIES
Municipal Services Plan
A Municipal Services Plan has been prepared for the project. The plan identifies the
infrastructure necessary to serve each phase of the project. The Municipal Services Plan
addresses infrastructure needs for Sanitary Sewer, Domestic Water, Reclaimed Water,
Storm Drainage Conveyance and Storm Drainage Treatment. The plan is provided as
Appendix A to this Final Development Plan.
Parkland Dedication Plan
The Parkland Dedication Plan, provided below as Figure 8, identifies the location and size of
each of the park and open space sites included in the project. The Parkland Dedication Plan
was reviewed by the Parks and Recreation Commission on June 21, 2010. The Parks and
Recreation Commission recommended to the Planning Commission that the parkland
dedication is consistent with City standards and requirements.
Street and Alley Plan
The Street and Alley Plan, provided below as Figure 9, identifies the characteristics and
locations of six street types (including alleys) throughout the project site. The Street and
Alley Plan and detailed design and development standards for each street type are included
in the SMV P -D Zoning District.
Bicycle Circulation Plan
The Bicycle Circulation Plan, provided below as Figure 10, identifies the locations of bicycle
paths included in the project. The plan includes a Class 1 Bike Lane (which are off - street
facilities) through the open space site along the western and southern project site boundaries
and a Class 1 Bike Lane along the eastern side of Bodway Parkway south of Valley House
Drive. A Class 1 Bike Lane connection to Lancaster Drive is also included, subject to
approval by SMART. This facility would cross over the SMART train tracks to connect the
southern end of Lancaster Drive with the project and the SMART pedestrian /bicycle path.
The Bicycle Circulation Plan includes Class 2 Bike Lanes and Bicycle Boulevards (which are
on- street facilities) throughout the central portion of the project site. The plan also identifies
streets on which no bicycle facilities would be provided.
Page 18 June 2010
Sonoma Mountain Village Final Development Plan
Figure 8. Parkland Dedication Plan
GREEN AREA TABLE
AREA
SIZE (ACRE)
A
14.71
B
0.28
C
ELIMINATED
0
0.14,
E
0.07
F
0.24
C
1 2:44
H
1.04:
1
0.52
J
0.56
K
0.71
L
0.64
M
2.11
TOTAL
21 46
GRAPHIC SCALE
(INFW)
I. Inch = <500 M
(E) WETLAND
3.8 ACRES
Page 19 June 2010
Sonoma Mountain Village Final Development Plan
Figure 9. Street and Alley Plan
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Page 20 June 2010
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Page 20 June 2010
Sonoma Mountain Village Final Development Plan
Figure 10. Bicycle Circulation Plan
S 0 M 0
SONOMA MOUNTAIN VILLAGE
ONE PLANET. ONE PLACE.
CIRCULATION PLAN
•��• DdStig Class l Bike Lane
•to• Proposed Class I Bike Lane
0000 Proposed Class I Bike Lane (wb)ecttoSMAxlappswaB
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Page 21 June 2010
Sonoma Mountain Village Final Development Plan
SECTION 4: PROJECT OBJECTIVES DISCUSSION
This section of the Final Development Plan reviews identifies how the project will achieve
each of the stated project objectives.
To Help Fulfill the City of Rohnert Park's Redevelopment Goals
Sonoma Mountain Village contributes to all six of Rohnert Park's identified redevelopment
goals. The formerly gated site is now opened up to the public. Major private investment in
construction and private businesses will exceed $1 billion over ten years, and will continue
over time because of the Innovation Hub jobs incubator and the diverse commercial base,
featuring retail, hotel, restaurant, theater, health, daycare, office, assembly and research
functions. That diverse base makes the city's tax base more durable. The business incubator
and strong collaboration with Sonoma State University builds on the culture of innovative
technology from the site's previous use.
The project is a recognized leader in land use by conserving open space with compact
development and by ensuring a pedestrian- oriented neighborhood where basic services are
within a five- minute walk of every home. The use of many narrow streets reduces the heat
island effect, encourages bicycling and walking, and makes community - building and
revenue - generating street closures for festivals possible. Sonoma Mountain Village is
planned around a mixed -use town square. Rather than isolate commercial and residential
uses, best practice now advises that mixing these and other uses is preferable to reduce
municipal costs for providing services, to increase the city tax base and to cut greenhouse
gas emissions.
The project features 30 percent affordable housing, with half deed restricted and the other
half affordable by design.
To Reduce Greenhouse Gas Emissions as Compared to Standard Development Practice
The Project is intended as an example of how development can fully contribute toward
reaching the State of California's 2050 greenhouse gas reduction goals set out in Assembly
Bill 32. 100 percent of the heating, cooling, water heating, lighting and plug loads will be
served with on -site renewable power. Major planning, services and transit elements are
designed to dramatically reduce GHG emissions from cars and trucks, and a number of other
strategies are proposed to reduce GHG impacts from water, food, materials, construction
activities and through sequestration in trees and soil.
To Reduce Water Use and Impacts as Compared to Standard Development Practice
The Project is designed to use less drinking water than the site's historical allocation through
efficient fixtures, the use of reclaimed water, minimization of turf areas, greater use of
sheetflow and swales to move stormwater, and the use of hydrozoning, advanced irrigation
and compost to build topsoil.
To Create a Replicable Model for Sustainable Development
Sonoma Mountain Village is planned to create a replicable model of sustainable living. A One
Planet Living Center will be constructed near the Village Square as part of Phase 1 A and a
Sustainability Concierge service will provide residents and visitors with information about
resource sustainability, ecological footprint accounting, and help exchange ideas toward
solving the present environmental crisis.
Page 22 June 2010
Sonoma Mountain Village Final Development Plan
Because the claim of "sustainable" is widely and inconsistently used today, the Project
commits to using the following standards and third -party certifications to demonstrate the
environmental and social commitments of this project.
Rohnert Park Green Building Ordinance
Requires individual buildings to follow the LEED (Leadership in Energy & Environmental
Design) Rating System for commercial and Green Point Rated for residential. These programs
encourage the use of environmentally preferable materials, energy and water efficiency, indoor
air quality and more.
SMV P -D Zoning District
New Urbanist planning code which defines street sections, building heights and set - backs,
street trees and other elements of the civic realm with the purpose of encouraging walking and
transit.
One Planet Communities
A third -party international certification program administered by BioRegional for certifying
development that is scientifically sustainable. The program uses the ecological footprint
method to tabulate impacts from carbon emissions, water use, impacts on soil and animal
populations from diet and consumer behavior, and impacts to forests and other environments
from material extraction and manufacturing.
The requirements of One Planet Communities exceed the City's requirements in many ways,
including requiring renewable energy, the use of local materials, implementation of marketing
programs to promote sustainable lifestyle choices, increased requirements for bicycle parking,
grocery/restaurant lease language and a farmer's market promoting the use of local organic
produce and fair trade products, and a detailed monitoring program lasting at least through
2020 to review progress.
The goals of the One Planet Communities program are to build a world -wide network of
communities to demonstrate One Planet Living in action, establish One Planet Living Centers
in each of the communities as a focus for education, and to promote the imperative for One
Planet Communities and its ten guiding principles as a catalyst for change with governments,
businesses and individuals. One Planet Communities must adopt the following guiding
principles and receive certification from BioRegional's Review Board for their plans to achieve
them: Zero Carbon, Zero Waste, Sustainable Transport, Sustainable Materials, Local and
Sustainable Food, Sustainable Water, Natural Habitats and Wildlife, Culture and Heritage,
Equity and Fair Trade, Health and Happiness.
To Create Jobs in Diverse Sectors Including Green Jobs
One critical priority is to replace many of the jobs lost when Agilent Technologies left the
project site. Sonoma Mountain Village is projected to bring 4,414 jobs into Rohnert Park by
2020, including the 1,000 technology and high - quality service jobs expected from the
nonprofit public - private partnership at Sonoma Mountain Business Cluster. The goal is to
create a diverse jobs base with floorspace for 1,704 office jobs, 732 jobs in service and retail,
140 civic jobs, 640 construction jobs and 1,198 regional technology and service positions. A
first- source hiring program is planned to promote local employment as well.
1,844 (72 %) of the permanent on -site jobs are office and civic jobs, and 732 (28 %) are
service /retail jobs. Of the total jobs generated, including construction and the regional jobs
generated by the incubator, 79% are in sectors with average to above - average salaries for
Sonoma County. Table 6 below shows the expected job count for the Sonoma Mountain
Village project.
Page 23 June 2010
Sonoma Mountain Village Final Development Plan
Table 6. Jobs
*No indirect jobs are included except for the 198 shown under 'Net FTE Service to Project"
To Increase Revenues to the City
The construction of Sonoma Mountain Village will generate increased revenue for the City in
the form of taxation and permit fees generated from the 1,694 residential properties, offices,
retail and hotel. Annual tax revenues are estimated to be $1.42 million in residential property
taxes, $549,000 in sales tax and $300,000 in hotel tax. Approximately $62.2 million will be
collected in one -time development fees. Additionally, because it is located within the Rohnert
Park Redevelopment Project Area, the project will contribute substantially to the generation
of tax increment revenue, advancing the capacity for undertaking additional redevelopment
activities in the City.
To Improve Public Safety
Codding Enterprises has committed to the dedication of a site for a fire /police facility at
Sonoma Mountain Village. The site plan is designed to increase the numbers of people
walking, cycling and watching the neighborhood as well as featuring mixed -use
neighborhoods which help deter crime because blocks are occupied at all hours of the day
and night.
Page 24 June 2010
Sonoma Mountain Village Final Development Plan
To Provide Community Retail and Services
The community will provide community - serving retail and services to the surrounding
neighborhoods and the new community, including a grocery store, shops and restaurants, a
movie theater, hotel, daycare, health club, farmers' market and an educational facility for
sustainable living.
To Create a Local Village Square
The Village Square at Sonoma Mountain Village is the heart of the community. In a
neighborhood, which currently doesn't have a central civic plaza, Sonoma Mountain Village
will provide a gathering place for a farmers' market, art shows, picnics, theater and more.
The Square is also intended to serve as a place for learning, civic events and meeting
neighbors. In a major earthquake or other disaster it becomes a natural meeting point. On a
day -to -day basis, the Village Square will serve as a convenient place to stop for lunch,
coffee, a newspaper, a haircut and more.
Figure 11. Conceptual Elements of the Village Square
Page 25 June 2010
Sonoma Mountain Village Final Development Plan
To Enhance Housing Opportunities
Sonoma Mountain Village is an open community, where the property owners intend to create
an inviting, inclusive place. No streets are gated. Another essential ingredient for creating
such a welcoming and lively community is a wide diversity of housing types and prices. The
following diverse housing types are programmed:
Table 7. Diversity of Housing Types
The plan includes a mix of rental and for -sale housing with a wide range of pricing. This mix
will help satisfy the City's affordability requirements, and the smaller for -sale units which are
affordable by design will provide opportunities for homeownership.
The planned development also includes 198 second dwelling units which provide
homeowners the choice of using them as a home office, an income - generating rental unit, for
accommodating a larger family or as a way of caring for a relative.
The Project Applicant accepts the obligations in the City's General Plan to provide 15 percent
inclusionary housing, and will do so on site using a mix of extremely low income, very low
income, and low income units. The mix will be based on need, and determined by the Project
Applicant and City of Rohnert Park planning staff as part of the Development Agreement.
Project Applicant will meet the requirement for 15 percent inclusionary housing by providing
sufficient land in multiple locations to construct 15 percent (254 units) at no cost to one or
more affordable housing developers. The land dedication will be based on the affordable
housing developer's commitment to make all 15 percent available at or below 80% AMI.
Project Applicant reserves the right to build the inclusionary housing itself, but is unlikely to
do so because it presently lacks the highly specialized skills required to secure tax credit
financing.
Project Applicant further agrees to strive to provide an additional 15 percent (254 units) that
are available for sale and for rent between 80% AMI and 120% AMI through a variety of
programs. One -third of all second dwelling units (66 units) will be counted toward this goal.
This proposed housing mix will assist the city in meeting its regional housing requirements.
The act of including second dwelling units, as shown in the housing schedule, will also add
affordability to the rental program together with affordable apartments, studios and cottages.
Further housing opportunities will be made available by offering sheet - graded sites to
separate organizations such as cohousing groups and non profits who would then take the
responsibility for the development, management and or sale of its units.
Page 26 June 2010
Sonoma Mountain Village Final Development Plan
Table 8. Housing Commitments
To Provide Parks and Recreational Facilities
In keeping with Rohnert Park's original philosophy of having every house in close proximity
to a park, the community and the surrounding general public will have access to 12 new
small parks plus a centrally - located town square, open space within the site boundary and
open space offsite as necessary to satisfy resource agencies' mitigation requirements. The
on -site parks are 23.46 acres in total area. Amenities include an international size all- weather
soccer field, and a bicycle path along the western edge of the property that connects to the
community's street network and the planned regional bike path along the Sonoma Marin
Area Rail Transit railway. Resident gardening areas are planning in the small parks
throughout the community.
Page 27 June 2010
Commitments
Verification
Provide land in two or more locations on site, free Deed restricted process will follow "f
of charge to one or more affordable housing ordinary inGusionary housing requi
N Income Housing
developers for 15 percent (254) deed - restricted
ments. Build
velocity for low mcor
u
affordable housing units at 80 /o Area Median
housing is regulated by issuing or 4
Income or below. Build low income housing at a
holding permits.
rate that equals or exceeds that shown in Table 9
Achieve at least 71% on the Simpson Diversity
Index as defined in LEED -ND (Neighborhood
rersity of Housing
Development) Pilot Version Neighborhood Pattern Review of
LEED -ND (Neighborho
& Design Credit 3: Diversity of Housing, earning Development)
Pilot application.
the maximum number of credits for diversity in
housing types provided.
Table 9. Minimum Rate of Constructing Deed Restricted Housing
Cumulative Total
Deed Restricted
In 4rder to receive a
permit to
Units
build unit'number...
Project Applicant must complete the following
Completed
1
Letter of Intent with an affordable housing developer
0
to build 60 or more units
50 :,
Contract with AH developer to build 60 or more units
0
Permits to build first 30 units
0
15Q;
Complete construction on 30 units
30
250
Complete construction on 30 additional units
60
450
Complete construction on 30 additional units
90
650 ,
Complete construction on 30 additional units
120
850
Complete construction on 30 additional units
150
1050
Complete construction on 30 additional units
180
1250
Complete construction on 30 additional units
210
1450
Complete construction on 30 additional units
240
1650
Complete construction on 14 additional units
254
To Provide Parks and Recreational Facilities
In keeping with Rohnert Park's original philosophy of having every house in close proximity
to a park, the community and the surrounding general public will have access to 12 new
small parks plus a centrally - located town square, open space within the site boundary and
open space offsite as necessary to satisfy resource agencies' mitigation requirements. The
on -site parks are 23.46 acres in total area. Amenities include an international size all- weather
soccer field, and a bicycle path along the western edge of the property that connects to the
community's street network and the planned regional bike path along the Sonoma Marin
Area Rail Transit railway. Resident gardening areas are planning in the small parks
throughout the community.
Page 27 June 2010
Sonoma Mountain Village Final Development Plan
To Provide Pedestrian - Friendly Neighborhoods and Access to Transit
By organizing the community around a Village Square with groceries, jobs and daycare, the
intent is to promote a culture of walking, cycling, transit and carshare programs. Streets are
laid out in a network, allowing alternate routes and permitting most streets to be narrower
than typical, with slower traffic. There are no "dead ends ". The Project will provide significant
public trails for pedestrian and bicycle access to the Cotati /Rohnert Park SMART Train
station and throughout the site, and will support the establishment of a shuttle to connect
Sonoma Mountain Village with Sonoma State University and the Cotati /Rohnert Park Train
Station. The Applicant wishes to install a pedestrian /bicycle crossing over the SMART train
tracks to connect the southern end of Lancaster Drive with the Project and the SMART
pedestrian /bicycle path.
To achieve the underlying goals of compact development, narrow streets, mixed -use
neighborhoods and live /work housing, it is necessary to make certain changes to the General
Plan and to establish a set of regulating codes which support these goals commonly referred
to as a "SMV P -D Zoning District ".
To Invite and Adopt Community Input
And, finally, the success of Sonoma Mountain Village depends strongly on community input.
Sonoma Mountain Village, LLC has on -going communication with individuals, as well as
many groups, such as the Sierra Club Conservation Committee, Accountable Development
Coalition, Bicycle Coalition, Sonoma State University Faculty and Advisors, Rohnert Park
Tennis Community, Cotati Creek Critters and the M- and L- Section Neighbors. By fall of
2009, there were over 2,500 interested website registrants with whom Codding Enterprises
regularly communicates.
Page 28 June 2010
EXHIBIT B
PROPOSED ZONING MAP REVISIONS
-- ---- -- ----
VALLEY House
.... ...... .
?P/1 R4VM4`I: Meftrn Density ResidentialiMobile Home Overlay
C-N: Neighborhood Commercial
C-R: Regional Commercial
C-0: Office Commercial
-L:lndustrial
NJOAndustriallOfficeOverlay
M-U: Mired Use
P-I: Public Institutional
OS•EC: Open Space - Environmental Conservation
OS-ARM: Open Space - Agricultural and Resource Management
W1, SP: Specific Plan
PD: Planned Development
l..;CKyLimos
—20 Year Urban Growth Boundary
.••• Sphere of Influence
EXHIBIT B
Districts
R -E: Estate Residential
--j
`R -R:RurWResidefitial
..R-L: Low Density Residential
M7 R-M: Medium Density Residential
R-H: High Density Residential
T-
j
?P/1 R4VM4`I: Meftrn Density ResidentialiMobile Home Overlay
C-N: Neighborhood Commercial
C-R: Regional Commercial
C-0: Office Commercial
-L:lndustrial
NJOAndustriallOfficeOverlay
M-U: Mired Use
P-I: Public Institutional
OS•EC: Open Space - Environmental Conservation
OS-ARM: Open Space - Agricultural and Resource Management
W1, SP: Specific Plan
PD: Planned Development
l..;CKyLimos
—20 Year Urban Growth Boundary
.••• Sphere of Influence
EXHIBIT B